We are getting hardiplank shingles, sanding seam roof, stacked stone water table, main level hardwoods (sanded in place), etc.He has no allowance for master closet system, landscaping, $600 for lighting,11K for appliances, to include washer/dryer.

Because the only things you dont really need to save for are the items the tenant either can't get to (the roof shingles) or usually doesn't mess with (the furnace or siding).

.- Mostly shingle roofs in Illinois and Vegas is clay tile.- Vegas homes typically have desert landscaping.

He has alread put new storm gutters with screens and Roof appears new as well shingles are in perfect shape and not rotten (if you bend them they don't break) .  

Currently the roof has 3-tab shingles.

And that is were I currently hang my shingle a small boutique  35 agents.. but the owners 4 or 5 of them are all top producers and builder developers in their own right ...

lol  But seems like you know what has to be done (20+ years on a regular shingle roof is good), so find a reliable roofing contractor in your area, work out a deal and get it done in about 1 month (weather permitting), and things fall in place.If you have specific Roofing questions, let me know!

The roof (two layers of shingles) and at least one of the A/C units will need to be replaced within 3-5 years.

It'll match more closely to other shingle roofs in the area, and you can get it in different colors as well. 

We do small roofing repairs daily, on flat roofs, other commercial applications, and residential (shingles).